An Bord Pleanála Rejects Appeal for 502-Unit Development in Dundalk
An Bord Pleanála has upheld Louth County Council’s decision to refuse planning permission for a large-scale residential development (LRD) in Haggardstown, Dundalk. The appeal, lodged by Marina Quarter Ltd, a subsidiary of Glenveagh Homes Ltd, aimed to overturn the council’s initial refusal issued in January 2023.
Marina Quarter Ltd’s proposal, submitted in November 2023, included plans for a 502-unit residential complex. The development was to feature a variety of housing types, including 26 four-bedroom semi-detached houses, 210 three-bedroom terraced and semi-detached houses, one three-bedroom bungalow, 214 two-bedroom houses, and 52 one-bedroom maisonettes. Additionally, the project included a two-storey crèche and a new dedicated entrance to the R172 Blackrock Road.
Despite the comprehensive nature of the proposal, An Bord Pleanála cited significant concerns regarding wastewater treatment as the primary reason for their refusal. The board stated that Marina Quarter Ltd failed to provide a sufficiently developed commitment and specific timeframe to ensure the proposed development would have access to an effective wastewater treatment system.
The board further elaborated that the development would be premature due to the existing deficiencies in the capacity of sewerage facilities in the area. Approving the project under these conditions would set an undesirable precedent for similar future developments and would be contrary to the principles of proper planning and sustainable development.
The proposed development also included extensive public and private open spaces. Public open spaces were to cover approximately 4.69 hectares, with 3.09 hectares designated as strategic amenity space. Private open spaces, such as gardens for the houses, bungalow, and maisonettes, were also part of the plan.
In terms of infrastructure, the application proposed various access points and circulation routes. This included a new dedicated entrance to the R172 Blackrock Road featuring a southbound right-hand turning lane and a new northbound bus stop. Additionally, two new pedestrian access points to Bóthar Maol and a new pedestrian and cycle path along the northeastern boundary to Bóthar Maol were part of the proposal.
Despite these detailed plans, the lack of a robust wastewater treatment solution led to the refusal. The decision highlights the importance of addressing infrastructural constraints in planning large-scale residential developments, ensuring they align with sustainable development goals and do not compromise existing community resources.
The refusal of this appeal underscores the stringent requirements and considerations that developers must meet to gain planning approval in Ireland. It serves as a reminder of the critical balance between development and sustainable infrastructure capacity, particularly in growing urban areas like Dundalk.
